The Fair Share Report
21 Bean Ct
Wanaque, NJ 07465
The town corrects for market drift once a year — but only on average. This report measures whether this house drifted with the herd or away from it.
This home's full record →Check another house →
Step 1 · Market value
Likely range $671,679 – $765,716, from 12 comparable Wanaque sales in the past 18 months (home size estimated from assessor data — range widened).
Step 2 · The Director's Ratio
The state's official measure of how far Wanaque assessments sit below market value — republished every October, applied town-wide. A $738,681 home should be assessed near $401,916.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $10,616 below what the ratio math suggests (2.6%).
Step 4 · The tax rate — same for every Wanaque home
$2.486 Schools · 55% $0.828 County · 18% $1.227 Town · 27%
Step 5 · The bill
This home vs. every recent Wanaque sale · assessed ÷ market
33%68%
Paying about right
This home's ratio lands inside Wanaque's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 9 MC ATEE LANE | 2026-05 | $704,000 | 2,432 | 49.5% |
| 39 WOLFE DRIVE | 2025-03 | $620,000 | 2,488 | 54.6% |
| 39 LOVELL DRIVE | 2025-12 | $725,000 | 2,480 | 53.1% |
| 32 NORTH GATE | 2025-08 | $735,000 | 2,596 | 52.7% |
| 34 MOUNTAIN AVE | 2026-04 | $700,000 | 2,080 | 41.2% |
| 30 ELINORA DR. | 2025-05 | $740,000 | 2,916 | 58.9% |
| 17 SCHIRRA DRIVE | 2025-08 | $570,000 | 2,340 | 60.0% |
| 101 MOLINARI DR | 2025-11 | $630,000 | 2,329 | 55.9% |
| 39 TREMONT TERRACE | 2025-02 | $650,000 | 2,362 | 46.0% |
| 32 SCHIRRA DRIVE | 2026-06 | $735,000 | 2,340 | 43.0% |
| 67 MOLINARI DRIVE | 2025-05 | $701,000 | 2,329 | 48.4% |
| 1409 WARREN'S WAY | 2026-03 | $685,000 | 2,550 | 59.9% |
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